arlevoix County Future Land Use Plan Providing a County-wide vision to support existing and future local planning

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1 arlevoix County Future Land Use Plan Providing a County-wide vision to support existing and future local planning 2009

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3 arlevoix County Future Land Use Plan Providing a County-wide vision to support existing and future local planning 2009

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7 Charlevoix County Future Land Use Plan County Board of Commissioners Chris Christensen, Chair Shirley J. Roloff, Vice-Chair Robert T. Drebenstedt Joel Evans Ronald L. Reinhardt Shirlene Tripp County Planning Commission Dennis Jason, Chair Thomas Wieland, Vice Chair Larry Levengood, Secretary Michael Buttigieg Robert Draves Joe Seidel* Dean Solomon Nancy Ferguson** Contact Information: Charlevoix County Planning Department 301 State Street Suite 11 Charlevoix, Michigan (231) (231) (fax) * Term began January 1, 2009 ** Term ended December 31, 2008 It is the mission of the Charlevoix County Planning Commission to promote positive growth, recognizing multiple needs in terms of land development, conservation, recreation, transportation, and protecting the environment, resulting in better communities for future generations.

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9 Charlevoix County Future Land Use Plan Downtown Charlevoix. Introduction 1.1 Vision Statement 2.1 Future Land Use Map 3.1 Implementation 4.1 Goals, Objectives and Actions Maintain a Unique Sense of Place Protect Farm and Forest Lands (Working Lands) Protect Unique Natural Features & Open Space compact Building Design Mixed Land Use Communities Direct Development to Existing Communities Create a Range of Housing Options Create Walkable Communities Provide a Variety of Transportation Options Encourage Community and Stakeholder Collaboration in Development Decisions Make Development Decisions Predictable, Fair and Cost-Effective County Overview 5.1 Land Use and Settlement Natural Resources Agriculture & Forestry Public Facilities Population and Housing Jobs and the Economy Glossary 6.1

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11 Introduction Wildwood on Walloon. INTRODUCTION 1.1 The Charlevoix County Planning Commission recognizes that each city, village and township in Charlevoix County either has its own master plan, comprehensive plan, land use plan or the legal ability to create and adopt one. Each city and township also has a zoning ordinance in effect to regulate the use of land within their community. With that in mind, this general plan was developed for the following reasons: Provide a county-wide vision to support County and local planning and zoning efforts. Facilitate planning within and between townships, cities, villages and the County. Foster consistency between plans and zoning ordinances among jurisdictions. Promote the use of the county-wide vision to assist all units of government in the County with the procurement of grants. Support local planning and zoning activities at all governmental levels with data, studies and educational resources. Promote continued economic growth and improvements in our quality of life by using all available tools. Serve as a guide to the Board of Commissioners, the County Planning Commission and County Departments in their decision-making process regarding County-owned properties. The Charlevoix County Future Land Use Plan is not intended to replace or supersede any local plan in the County. It has not been developed for, nor is it intended as the basis for developing a County Zoning Ordinance to replace township and city zoning ordinances.

12 INTRODUCTION Smart growth allows for the creation of strong, healthy communities in a clean, inviting environment. 1.2 Downtown Boyne City. The Planning Process This plan was adopted as a general plan under the Michigan Planning Enabling Act, Public Act 33 of 2008 (MCL et seq). The process used to develop this plan was designed not only to meet legal requirements, but also to be very open and inclusive, offering numerous opportunities for public comment. In 2002, visioning sessions were held throughout the County to give the public (residents, property owners, and other interested persons) an opportunity to share their likes and dislikes about Charlevoix County and what they would like the County to look like in the future. Following the visioning sessions, a citizens opinion survey concerning land use and development patterns was sent to registered voters, property owners and local elected and appointed officials. Approximately 12,500 surveys were mailed and over 24% were returned. From these efforts, a Vision Statement and goals, objectives and actions were developed. The Vision Statement and the goals, objectives and actions were posted on the County website for public comment, which was solicited through press releases in local newspapers and a direct mailing to elected and appointed officials, schools and civic groups in the County. Numerous comments were submitted and the Vision Statement and Goals, Objectives and Actions were revised as a result of this input. The draft plan was sent to all local units of government within and adjacent to Charlevoix County for review and comment, as required by law. The Planning Commission reviewed all of the comments received, made revisions based on comments received and scheduled a public hearing on the revised draft plan. Following the public hearing, the Planning Commission made further revisions, approved the plan and submitted it to the County Board of Commissioners for adoption. The County Board of Commissioners approved and adopted the plan on April 22, Resources Charlevoix County Community Survey The results of a public opinion survey that was conducted in 2003 and to a smaller sample again in 2007 to verify that the results of 2003 were still valid today. Charlevoix County Visioning Session Results The results of the Visioning Sessions held in 2002 used to develop the Vision of Charlevoix County for The Vision Statement resulting from these sessions was revised based upon comments received from the public in Michigan Planning Enabling Act The legislation under which the State of Michigan grants the authority to counties, cities, villages and townships to engage in the development of plans relative to future growth and development. Otherwise known as Public Act 33 of 2008, as amended. National Smart Growth Network An excellent resource to learn more about smart growth concepts and how they are applied around the nation.

13 A vision for Charlevoix County s future land use IntroductIon The following Vision Statement describes Charlevoix County as residents in 2008 would like the County to resemble in the year This vision is organized into topic areas that focus on key elements of the County and the process of planning for and managing our future. When reading this vision, mentally transport yourself into the future to the year This approach is intended to give a clear picture of the desired future. In the year 2028 Susan Lake. VISION STATEMENT 2.1 Proactive Planning and Smart Growth Charlevoix County is viewed by many as the most desirable place to live and work in Michigan. Residents and businesses in Charlevoix County enjoy a rich quality of life and are reaping the benefits of land use and development decisions made decades ago. The small towns and agricultural and forested landscapes that have long attracted residents to the County have been maintained and enhanced over time. Back in 2008, a concerted, county-wide initiative was begun to retain and attract people and businesses to the County. The results of this hard work are now obvious to visitors and residents alike. All Charlevoix County communities have embraced and utilized the concept of Smart Growth to guide land use decision-making and regulation. Efforts have focused on concentrating development in the center of existing communities, avoiding urban sprawl, reducing traffic volume and congestion, maintaining a unique sense of place, protecting natural features, open spaces, farmland and forestland, and providing a range of housing options. All communities in the County have adopted policies that promote widespread community and stakeholder involvement in development decisions, and local officials have worked hard to ensure that land use decisions are made in a predictable, fair, and cost effective manner.

14 VISION STATEMENT 2.2 cities and villages are vital, exciting and active places where sidewalks are lined with shops and are filled with people. Quality of Life: Impressions, Standards and Visual Character Residents of Charlevoix County enjoy an abundance of scenic areas and quality recreational opportunities located in close proximity to their homes and places of work. Highly educated and computer literate population residing in the County is indicative of the excellent educational opportunities offered at local schools. New rural residential development has occurred in compact form and in locations that retain ample wooded and agricultural open space. This pattern of development has enabled the retention of scenic views of our many lakes and rolling hillsides. Large-scale changes to the landscape (especially of views, open spaces, vegetation, and along the water s edge) have been decreased by the decisions of community leaders to accommodate growth by encouraging redevelopment of previously abandoned sites and underutilized areas, and careful integration of new development that has minimal impact on visual character or sensitive natural resources. This philosophy has been applied to both residential and non-residential development. A key to maintaining community character has been a conscious effort to minimize the aesthetic impact of development along transportation routes throughout the County. New developments have been designed to complement existing transportation systems and serve the needs of pedestrians, cyclists, and automobile drivers safely and efficiently. The cities of Boyne City, Charlevoix, and East Jordan, as well as the Village of Boyne the small towns and agricultural and forested landscapes that have long attracted residents to the county have been maintained and enhanced over time. Water Street, Boyne City. Falls and our many hamlets (Advance, Bay Shore, Horton Bay, Ironton, Norwood, St. James, and the unincorporated Village of Walloon), are known as walkable communities, providing safe pathways which are separate from roads and which provide connections, not only between residential areas and other destinations within the community such as shops, businesses, public buildings, churches, schools, parks and restaurants, but between communities as well. As a result of the increased walkability of our communities, residents now enjoy an excellent level of health. Expansion of commercial and industrial facilities has taken place to meet the demand for additional facilities and establishments in each community. A philosophy has been embraced by the business community to redevelop vacant and underutilized commercial and industrial properties to reduce conversion of residential, agricultural, and open space to business uses. This has reduced the need to extend costly public services to new areas of the County while areas already serviced lay unused. As redevelopment and the development of new areas for business use has taken place, the chambers of commerce and the business community have worked with local officials to build or rebuild responsibly, fitting into the existing visual character of the County and protecting sensitive environments. Where commercial uses serve residential needs, businesses have been accommodated within or adjacent to residential neighborhoods, with architectural design and layout that fits the character of the neighborhoods. Transportation links continue to be established between

15 the rural landscape does more than simply provide scenery. Chandler Hill. Little Traverse Wheelway. VISION STATEMENT 2.3 residential neighborhoods and commercial and industrial development to provide safe, attractive and low cost pedestrian and bike routes as alternatives to automobile usage. There are also links to greenways via trails that extend beyond Charlevoix County. These greenways provide recreational opportunities and connect destinations, between the communities, parks, and shores of Lakes Michigan, Charlevoix, Walloon, Thumb, Geneserath, Font and the smaller inland lakes. The visual attractiveness of the County has been enhanced by a number of actions taken by local units of government, businesses, industries and individuals. These actions include placing utility lines underground and siting wind turbine generators in areas that do not interfere with scenic vistas. Cell phone antennas have been co-located on telecommunication towers and alternative tower structures, limiting the number of towers constructed. With the assistance of electrical contractors, engineers, architects and other design professionals, night lights have been reduced in number and intensity. Outdoor lights have been shielded, limiting lighting to areas where it is needed, allowing the night sky to remain visible throughout the County. Natural Areas, Farm and Forest Lands The most common landscape view in Charlevoix County continues to be a mix of woods, farm fields, meadows, lakes and wetlands. This is a result of settlement occurring in a compact pattern close to existing cities, villages and hamlets and in buffered clusters in rural areas. These clusters enable people to have homes close to nature and in a rural there are also links to greenways via trails that extend beyond charlevoix county. environment while much of that environment is retained as permanent open space, agricultural or wooded areas. Even though the landscape has accommodated new housing, new rural residences are seldom visible from scenic roads. The rural landscape does more than simply provide scenery. Farming and forestry activities continue as viable components of the area economy. Woods and fields help with water infiltration, maintaining biological diversity, and provide habitat for wildlife. Property owners have coordinated natural area connections to create ecological corridors, enhance recreation and provide a more continuous natural scenic view. Property owners along streams and lakes have retained and established new greenbelts using native vegetation to assist in protecting water quality. A public well-versed in land and water protection is deeply involved in making decisions about preservation. Working with conservancies and the State Purchase of Development Rights Program, key parcels have been preserved through development rights purchases, donations and other similar innovative approaches over the past several decades. As a result, wetlands, forests, farmland and green spaces that comprise the scenic character and ecosystem of the County have been permanently protected. City and Village Centers County, city and village leaders recognize the area s solid historical, cultural and visual heritage. City and village centers have been retained and rejuvenated as the focal point for community and business activity. Their character has been

16 VISION STATEMENT 2.4 Bear River. enhanced as a result of healthy, vibrant downtown businesses, in large part due to no new strip malls, regional shopping malls or big-box stores having been built at the edge of towns. The cities and villages enjoy a unique and appealing visual character with the architectural foundation laid in the late 19th and early 20th centuries. New buildings capture the scale, level of detail and compact arrangement of structures from earlier periods. Architectural styles vary, reflecting the long period of settlement in Charlevoix County. Structures and places of historical and architectural significance have been preserved and restored as necessary, serving as reinforcing elements of visual character. Cities and villages are vital, exciting and active places where sidewalks are lined with shops and are filled with people. There is a vibrant mix of shopping, entertainment, restaurants, offices, churches and homes in the cities and villages. In town centers, multi-use development has brought residents, stores and offices into close proximity, which enhances the success of those businesses plus provides for greater convenience and a more active lifestyle for residents. Parks and streets are lined with stately trees, flowers and other landscaping. charlevoix county is a friendly and caring place to live, and visitors feel the hospitality. Downtown Charlevoix. Friendly, Cooperative Community Charlevoix County is a friendly and caring place to live, and visitors feel the hospitality. The community is supportive of its citizens and helps provide constructive guidance. Members of all generations of the community share in its identity. Both cultural and natural resources are preserved through the broad community support of citizens who understand the value and principles of preservation. Community leaders work to encourage a high level of citizen involvement from both residents and non-resident property owners. In return, leadership is responsive to the direction expressed by citizens. Leaders hold the public s trust when enforcing regulations that protect the environment, implementing County and local land use plans, and otherwise ensuring the health, safety and welfare of the public. The following sections Future Land Use Map and Goals, Objectives and Actions chart a path for achieving this vision.

17 Charlevoix County future land use map 2028 Deer Lake. FUTURE LAND USE MAP 3.1 The Charlevoix County Future Land Use Map is a general recommendation for where different types of land uses should be located in the future. It is intended to be used as a general guideline by the local units of government in the County for planning purposes. It does not provide detailed locations for commercial, industrial, single or multiple family residential uses, institutional or recreational uses. The map features six land use categories based upon those found in many township land use (or master) plans: Urban Lakefront and Lake View Residential Rural Residential Working Lands (farm and forest lands) Recreation Lands Sensitive Lands In developing this map, all of the townships future land use maps were reviewed. Using the combined township maps as the starting point, the Planning Commission considered common themes and consistencies, computer land use change models and other information to generate the county-wide future land use map. Even though the County Future Land Use Map is quite general, there are several important themes: Large areas of the County are retained as working lands farmland and forest land. Urban areas adjacent to the three cities are somewhat larger than they currently are, with the recommendation that future residential, commercial and industrial development be focused in those areas. Shoreline areas and wetlands are recognized as special categories due to the environmental sensitivity of these areas. Rural residential areas are designated, for the most part, in areas where parcel sizes are already smaller than what is suitable for most farm and forest uses. Below is a brief description of each land use category shown in the County Future Land Use Map. The Planning Commission would like to stress that the difference between the term density and minimum lot size is important for purposes of this plan. Please refer to the Glossary for definitions of these terms. Township, village and/or city future land use plans and zoning ordinances should be consulted before making any specific development decisions.

18 FUTURE LAND USE MAP 3.2 this map is intended to be used as a general guideline for planning purposes by the local units of government in the county. It does not provide detailed locations for commercial, industrial, single or multiple family residential uses, institutional or recreational uses. Urban In general, higher density and higher intensity land uses are located in the areas designated as Urban. The urban lands host a variety of commercial, industrial, institutional and residential uses, and are typically supported by municipal services such as sewer and water. Residential uses in urban areas are developed at a density of 5 to 10 dwelling units per acre. Lakefront and Lake View Residential These lands either front on or are near water bodies (primarily lakes), or they feature a view of the lake(s). Due to the nature of these lands, their proximity to water, and lack of a full complement of urban services, the recommended residential density is no greater than two dwelling units per acre. Rural Residential These lands are located away from water bodies and are not areas typically served by urban utilities, especially municipal sewer systems. The recommended density is one dwelling unit per acre. These dwellings could be clustered to provide an area of common open space, and they share access roads to minimize the number of driveways fronting on County roads, especially primary roads. Working Lands These lands are well-suited for agricultural and timber production purposes and are retained for such uses. Large parcels of property are required due to the nature of activities occurring on working lands. The maximum residential density is one dwelling unit per 10 acres, with a one acre maximum parcel size for residentially developed lots. For instance, this would allow a 40-acre parcel to have three building sites, one acre in size, with the remaining land area being used for one additional dwelling as St. James Harbor, Beaver Island. well as being used for agricultural and/or forestry purposes. Many of our publicly owned forest lands are included in the Working Lands category. These publicly owned lands, while functioning as working lands, also serve as wildlife habitat and assist in meeting our needs for low intensity recreational uses. Recreation Lands This classification is based on the premise that publicly-owned recreation lands will not have residential development, with the exception of a caretaker s or similar type of residence; hence, the residential density does not exceed one dwelling unit per forty acres. Privately-owned recreation lands will have the potential for residential development with an overall density that does not exceed one dwelling unit per five acres. Sensitive Lands These lands fall into one of two classifications: 1) wetlands, based on the National Wetlands Inventory (NWI) and Michigan Resource Information System (MIRIS) maps, or 2) small islands in Lake Michigan, which by virtue of being islands have uniquely sensitive features. Not all of the lands depicted as being Sensitive Lands on this map will actually be wetlands because, in order to be accurate, wetland determinations require onsite evaluation of the land, which is not possible at a county level map scale. In addition, some wetland areas may exist, which are not depicted on this map. For purposes of this plan, the recommendation is one of no development on wetlands regardless of whether or not they are depicted on this map. As with the Working Lands category, some of the lands within the Sensitive Lands category are publicly owned, serve as wildlife habitat and provide recreational opportunities.

19 Font Lake ISLANDS ARE TO SCALE THE GEOGRAPHIC LOCATION HAS BEEN CHANGED CHARLEVOIX COUNTY FUTURE LAND USE MAP BEAVER ISLAND ARCHIPELAGO CHARLEVOIX COUNTY MICHIGAN, USA FUTURE LAND USE MAP Legend URBAN (CITY, URBAN TOWNSHIPS, VILLAGES & HAMLETS) RECREATION SENSITIVE LANDS WORKING LANDS (AGRICULTURAL & FOREST) FUTURE LAND USE MAP 3.3 LAKE & VIEW RESIDENTIAL RURAL RESIDENTIAL Lake Charlevoix Walloon Lake ² FOR PUBLICLY OWNED LANDS SEE PAGE 5.5 MAP SOURCE: CHARLEVOIX COUNTY Miles

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21 Future land use plan goals, objectives and actions IMPLEMENTATION 4.1 Charlevoix County field. The goals, objectives and actions in this section were created as a way to achieve the future vision for Because the future vision incorporates the principles of Smart Growth, this concept was used as the framework for developing the goals, objectives and actions. Collectively, the principles of Smart Growth foster community growth, economic development and job creation. They provide for strong communities and neighborhoods with a variety of housing types, a mixture of land uses that allow people to walk to work, shopping areas, recreational and cultural amenities, and enables agricultural and foresty activities, which historically have been the backbone of the County, to flourish in a clean, inviting environment. It is important to note that the following goals, objectives and actions are not listed in any particular order; they are equally important. None of the goals has a higher priority than any other. As you read the following statements, consider each goal from the standpoint of Charlevoix County in the year 2028 MaIntaIn a unique SenSe of place Goal: Maintain and enhance the unique sense of place that attracts people to Charlevoix County and makes it a special place to reside. Objective 1: Maintain viewsheds within the County. Actions The Planning Commission, in conjunction with local units of government, will conduct a series of public meetings to identify important and significant viewsheds in the County and determine methods available to preserve scenic views. The Planning Commission, in conjunction with the Road Commission and appropriate local units of government, will identify scenic road corridors within the County.

22 IMPLEMENTATION 4.2 Objective 2: Encourage adoption of township, city and village land use plans and zoning ordinance provisions to ensure that Charlevoix County retains the characteristics that give it a unique sense of place. Actions As part of the review of master plans and zoning ordinances, the Planning Commission will offer advisory comments encouraging the following practices: - Local planning efforts that focus on unique community assets identified by residents as being reflective of community values. - Zoning ordinance language that favors adaptive reuse of historic or architecturally significant buildings in a manner that does not lose the historical or architectural character. - Local policies that emphasize and favor historic preservation. - Incorporation of language that recognizes the unique aspects of each particular area of the County. - Development standards that encourage planting of native trees and the preservation of existing mature trees during renovation or new construction, such as open space, recreation, stormwater retention, etc. - Local plans and developments that result in the creation of multi-use community greens, such as open space, recreation, stormwater retention, etc. - Plans and developments that create opportunities for community interaction. - Plans and developments that create active and secure open spaces. MaIntaIn a unique SenSe of place This means building on the unique history, identity, and assets in the communities. Doing so fosters community pride and enhances economic development. Ironton Ferry. - Adoption of design guidelines for streets, buildings, and public spaces so they fit together to maintain a sense of place. - Plans and standards that emphasize utilizing and protecting waterfront areas. - Plans and development standards that define communities and neighborhoods with visual cues, such as signs and native landscaping. - Preservation of scenic vistas through the appropriate location of telecommunication towers, wind turbine generators, and billboards. - Development of comprehensive signage systems in cities and villages that help visitors find key locations. - Development of sign standards that minimize the visual impact of signs. - Adoption of site plan review standards that promote distinctive and attractive retail centers. - Use of transportation enhancement funds to create places of distinction. - Development of night sky standards that minimize the negative effects of outdoor lighting. - Plans that continue and strengthen the industrial development of communities for the retention and creation of additional employment opportunities. The Planning Commission, upon request, will assist the cities, townships and Boyne Falls in creating or amending existing ordinances that will help in screening blighted areas from view. Objective 3: Ensure that future school expansions are conducted in a way that adds to the area s sense of place and minimizes urban sprawl.

23 Seasonal road, Chandler Township. one objective of the plan is to develop a countywide farmland and forestland protection program. Marion Township. IMPLEMENTATION 4.3 Actions The Planning Commission will work with school districts to raise awareness of school siting issues and develop longrange plans. The Planning Commission will encourage school districts to adopt compact design principles when planning the expansion of existing, or the construction of new, school facilities. protect farm and forest lands (WorkIng lands) Goal: Retain a sufficient quantity of prime farm and forest land to assure viable farmand forest-related economic activities. Objective 1: Develop a county-wide farmland and forestland protection program. Actions The Planning Commission will work with the Charlevoix County Farm Bureau, Michigan Department of Natural Resources, Michigan Technological University, Central Michigan University, Michigan State University Extension, land conservancies and other organizations to increase citizens understanding of farm and forest land issues including the need for preservation. The Planning Commission will coordinate efforts to protect farm land and forest land with the townships, protect farm and forest land, unique natural features and open SpaceS This means preserving valuable natural, forest, and agricultural lands for long-term sustainability, productivity, and enjoyment. Preserving these areas is important for retaining quality of life, reducing cost of services and keeping farming and forest industries viable. Charlevoix County Farm Bureau, Little Traverse Conservancy, and other groups. The Planning Commission will develop maps identifying farm and forest lands that are unique, viable and important for future protection efforts. The County Board of Commissioners and the Planning Commission will continue to support the business marketing, retention and development efforts of the Northern Lakes Economic Alliance (NLEA) in the agriculture and forestry sectors. The Planning Commission will work with the townships, Charlevoix County Farm Bureau and landowners to promote programs such as Michigan s Farmland and Open Space program (formerly P.A. 116), the Qualified Forest Properties Program, Qualified Agriculture Lands programs, purchase of development rights and other programs that create incentives for landowners to retain their lands for farming and/or forestry uses. The Planning Commission will work with township planning commissions, the Charlevoix County Farm Bureau, consulting foresters, the Charlevoix Conservation District, and the Michigan Department of Natural Resources to recommend best forestry management practices to buffer and minimize the visual impacts of forestry activities.

24 IMPLEMENTATION 4.4 the planning commission, local units of government and land conservancies will work together to develop a coordinated program to protect lands that have unique natural features and significant open spaces. Objective 2: In its review of township plans and zoning ordinances, the Planning Commission will identify and encourage provisions that prevent conversions of farmland and forestland to other uses. Actions The Planning Commission, in cooperation with other organizations, will conduct workshops to inform township officials on the benefits and opportunities of various techniques of density-based zoning. The Planning Commission will research and provide, upon request, zoning ordinance language suitable for inclusion in township ordinances as a basis for transitioning from minimum lot size to density-based zoning in rural areas. The Planning Commission will promote the replacement of minimum lot size requirements with density-based regulations that favor the development of smaller, clustered parcels with the retention of larger tracts of open land in areas designated on the future land use map as working lands. protect unique natural features & open Space Goal: Maintain and enhance the unique natural features and open spaces that draw people to Charlevoix County. Objective 1: Develop and promote the adoption of a Countywide strategy linking key natural features and wildlife corridors. Walloon Lake. Actions The Planning Commission will lead efforts to develop a county-wide natural features inventory that identifies and prioritizes areas for protection. This inventory will serve as a tool for the local units of government to develop plans and ordinances for use in the site plan review process. The Planning Commission, local units of government and land conservancies will work together to develop a coordinated program to protect lands that have unique natural features and significant open spaces. Objective 2: Develop and promote county-wide policies to maintain and enhance the County s outstanding surface and groundwater quality. Actions The Planning Commission will acquire/develop sample zoning ordinance language containing water quality protection measures and will provide this information to townships, upon request, to enable them to consider enacting uniform plans and regulations within each of the County s watersheds. These regulations will address buffer zones, site plan review standards, overlay districts and other techniques for water quality protection. The Planning Commission will actively work with watershed organizations such as the Tip of the Mitt Watershed Council, Lake Charlevoix Association, Friends of the Jordan River Watershed, Friends of the Boyne River, Walloon Lake Association, WATCH Inc., Beaver Island Association, and other groups to promote the protection of surface and subsurface water resources. The Planning Commission will work with the Michigan

25 IMPLEMENTATION 4.5 Jordan River and South Arm of Lake Charlevoix. Avalanche Preserve. Department of Natural Resources, the Michigan Department of Environmental Quality, and municipalities with public water supplies to develop and implement wellhead protection programs. The Planning Commission will acquire/develop sample zoning ordinance language to provide for the protection of wetlands, floodplains and groundwater recharge areas. This model language will be provided upon request. Any expansion or upgrading of County-owned facilities will incorporate site designs to treat on site or to reduce the impact of surface water runoff. The Planning Commission will review all future land use, recreation, solid waste and capital improvement plans at the local, County and regional level with special attention given to ensuring that these plans contain provisions for protecting water quality. The Planning Commission, in conjunction with the Drain Commissioner and the Soil Erosion and Sedimentation Control Officer, will research and provide recommendations to local units of government and developers on ways to reduce or eliminate stormwater runoff, including, but not limited to the use of rain gardens, green roofs, pervious surface parking lots, stormwater retention and detention basins and other appropriate methods. The Planning Commission will participate with other agencies and groups in the development and updating of compact building design Use the least amount of land for development and supporting infrastructure as feasible to accommodate a wide variety of living and business choices. When designed correctly, dense development provides an attractive living environment. Proper design and placement of higher density development is a valuable method for providing safe, affordable, attractive and convenient living options. watershed management plans for all watersheds located either wholly or in part within Charlevoix County, and will consider adopting these watershed plans as sub-area plans of the County General Plan. The Planning Commission will review and comment on Michigan Department of Environmental Quality and U.S. Army Corps of Engineers permit applications for activities affecting Charlevoix County to help ensure the protection of water quality, fisheries habitat, navigability, and the aesthetic appeal of the County s surface and groundwater and to ensure that proposed activities are otherwise consistent with County plans and local plans and zoning ordinances. compact building design Goal: Primary growth will occur in compact building and site designs to protect the open space that makes Charlevoix County a desirable place to live. Objective 1: Increase awareness of compact building design as a valuable and important development pattern for Charlevoix County townships, cities and villages. Actions The Planning Commission, in conjunction with other agencies and organizations, will conduct educational

26 4.6 IMPLEMENTATION East Jordan. programs and provide training opportunities for local officials to increase understanding of compact building design options. The Planning Commission, in conjunction with other agencies and organizations, will develop a computerized educational tool to help citizens and local leaders better visualize development density options in their communities. Objective 2: Encourage the implementation of compact building design policies in cities, villages and townships throughout the County. Actions The County Board of Commissioners will utilize compact design principles when planning the expansion of County facilities. The Planning Commission will encourage the use of sample design standards and codes to allow for compact building design that can be adopted by local units of government in the County. The Planning Commission will work with the Northwest Michigan Council of Governments and other organizations to create a county-wide peer review group to assist developers with utilizing compact building design principles and ensuring that building designs reflect the standards for the community in which the development is proposed. As part of its review of city, village and township plans and zoning ordinances, the Planning Commission will offer advisory comments encouraging the following practices: - Adoption of zoning language that ensures public open spaces in areas of compact development. - Development of standards that match building scale (height, bulk, length and width) with the types of adjoining streets. - The use of density bonuses to encourage developers to increase the amount of common or public open space. - Retention of the sense of privacy within higher density development through the use of appropriate design standards and landscaping. - Support of regional efforts to promote compact communities. - Development of standards for smaller footprint housing styles as a means of encouraging compact building design and energy conservation. - Use of traditional neighborhood design concepts. - Use of compact design principles to create attractive neighborhoods. - Conversion of commercial, industrial and warehouse buildings that have the potential for long term vacancy into residential uses. - Adoption of zoning language that ensures big box stores locate in existing urban centers and are appropriately scaled, designed and sited. - Creation of compact office parks and business complexes. MIxed land use communities Goal: Each of Charlevoix County s urbanized areas, cities, villages and hamlets will contain mixed use developments in and around their community centers. Objective 1: Assure that our city, village and township planning commission members and elected officials are well informed about opportunities to incorporate mixed land uses into their master plans and zoning ordinances.

27 each of charlevoix county s urbanized areas, cities, villages and hamlets will contain mixed use developments in and around their community centers. Boyne City. Charlevoix. IMPLEMENTATION 4.7 Actions As part of its review of plans (comprehensive, master, land use and capital improvement) and zoning ordinances, the County Planning Commission will offer advisory comments encouraging the following practices within cities, villages and townships: - Development of mixed-use communities and buildings (i.e., commercial on the first floor, offices on the second floor, and residences above). - Incorporation of smart growth policies into existing local ordinances (i.e., zoning ordinances, land division ordinances, etc.). - Zoning of urbanized areas by building type (i.e., height, bulk, setbacks, etc.) and the impact of buildings on the neighborhood. - Adoption of land use plans that encourage a mix of compatible land uses. - Conversion of strip commercial development along major streets into mixed use developments. - Redevelopment of multi-floor, single-use structures into mixed use developments. - Reuse of closed or obsolete commercial, institutional and industrial properties. - Location of neighborhood stores within walking distance of residential areas. The Planning Commission will research and provide examples of mixed use development at scales appropriate to the cities, villages and hamlets in the County. The Planning Commission will develop a county-wide inventory of township, city and village areas where zoning MIx land use communities Mixed-use combines commercial, retail or service uses with residential or office uses in the same building, site or neighborhood. Many local zoning ordinances do not provide for mixeduse development because their plans are based on use separation. regulations permit mixed use development. The inventory will be distributed to the Northern Lakes Economic Alliance (NLEA), chambers of commerce and other economic development organizations to be used as an economic development tool. direct development to existing communities Goal: Infrastructure, economic and cultural incentives will be in place to direct new development to existing cities, villages and hamlets. Objective 1: Establish a fix-it-first development philosophy whereby existing facilities in existing communities are rehabilitated and utilized before new development occurs in outlyinh rural areas. Actions County facilities will be rehabilitated, modernized or expanded as space or modernization is needed. The County will expand outside of the urban areas only if no viable options exist. The County will be cognizant of community plans when considering the rehabilitation or expansion of facilities at the current locations. Re-evaluation of the County Building office space and parking needs will be assessed on a five year basis to ensure that if future needs should increase or be created, the County will have adequate space upon which to locate those uses within the downtown business area. The County will

28 IMPLEMENTATION 4.8 Charlevoix. also keep abreast of real estate in close proximity to the existing County property with the thought towards acquiring adjacent lots for future expansion as they become available through a willing seller/willing buyer transaction. The County will strengthen its brownfield redevelopment authority and, in conjunction with the Northern Lakes Economic Alliance, inventory and actively market those sites for redevelopment. The County will form a land bank authority to facilitate conversion of abandoned property to mixed use, commercial or residential developments. The County will assist local units of government and schools in the conversion or reuse of obsolete buildings. If it is not feasible for the local units of government or schools to reuse their buildings, the County will assist with making these facilities available to other organizations or businesses for other purposes, such as housing. The Planning Commission will encourage the use of ordinance language by local units of government to promote the redevelopment of abandoned or underutilized property. Objective 2: Encourage townships, villages and cities to work together to coordinate plans for infrastructure expansion in a way that promotes compact development close to village centers. Infrastructure, economic and cultural incentives will be in place to direct new development to existing cities, villages and hamlets. direct development to existing communities Development in areas already served by infrastructure and services is a fundamental component of Smart Growth. It also makes economic sense especially in an era of shrinking budgets with local governments hard pressed to add more services. The goal is to maximize public investment in existing infrastructure such as water, sewer, roads and sidewalks. East Jordan. Actions The Planning Commission will facilitate multi-jurisdictional infrastructure and capital improvement planning. As part of its review of local master plans and zoning ordinances, the Planning Commission will offer advisory comments encouraging the following practices: - Location of civic and institutional buildings in the existing central portion of communities rather than in greenfield areas. - Facilitation of programs to encourage home renovation and rehabilitation in existing neighborhoods. - Support of community based organizations involved in revitalizing neighborhoods. - Promotion of economic incentives for businesses and home owners to locate in areas with existing infrastructure. - Creation of business improvement districts. - Use of public funding in core areas to assist in directing development toward unutilized or underutilized areas of existing communities. - Development of commercial uses in underserved communities. - Promotion of infill development by the use of innovative stormwater regulations and practices.

29 IMPLEMENTATION 4.9 Springbrook. Walloon Village. create a range of housing options Goal: Affordable housing options for rental and ownership are available for all residents and provide for downtown housing options. Objective 1: Increase coordination of land use policies affecting housing options and affordability throughout the county and region. Actions The Planning Commission will research and promote the use of zoning language that allows for and encourages a mixture of housing types and lot sizes with a range of costs. The Planning Commission will periodically conduct analyses of township, city and village master plans and zoning ordinances to determine overall availability of affordable housing options in the County. The Planning Commission will work with the Treasurer s office and other community organizations to identify and promote the redevelopment of vacant and abandoned buildings and tax-reverted property for affordable housing use. The Planning Commission will work with the Little Traverse Association of Home Builders, Antrim-Charlevoix-Kalkaska Board of Realtors, Northern Homes Inc., and other organizations to educate developers on tools to assist in creating affordable housing. create a range of housing options This means having homes or apartments that people of all income levels can buy or rent. It includes homes for service industry workers, teachers, police and small business owners, professionals, executives, individuals with disabilities, and people in all stages of their lives. Providing choice also fosters sound personal investment in the community. create Walkable communities Goal: All of the cities, villages and hamlets within the County will be developed in a manner that allows residents to walk to school, work and commercial/service establishments. Objective 1: Create a walkable community program in Charlevoix County to ensure ample opportunities for walking within cities, villages, and clusters of rural developments. Actions The Planning Commission will conduct a county-wide audit to assess walkability within the cities, villages and clusters of rural developments in the County. The Planning Commission will work with school districts and the communities where schools are located to ensure safe, walkable routes to/from homes and schools. The Planning Commission will work with local hospitals, the Northwest Michigan Community Health Agency, rural health centers and clinics to develop walking awareness and promotion programs. The Planning Commission will work with the County Commission on Aging to identify opportunities for making places more walkable for senior citizens.

30 IMPLEMENTATION 4.10 Downtown Charlevoix. Objective 2: Encourage adoption of township, city and village land use plans and zoning ordinance provisions to ensure that each community is walkable. Actions The Planning Commission will work with townships and cities to ensure that their plans and zoning ordinances take into account the need to locate critical create Walkable and frequently needed services near communities homes and places of work. It is important to develop (or As part of its review of city, village redevelop) a community or and township master plans and zoning ordinances, the Planning neighborhood in a way that makes Commission will offer advisory walking practical, safe, and attractive. comments encouraging the Walking needs to be an alternative to following practices: driving. This means providing - Development and adoption of zoning language requiring sidewalks which are connected with building designs that make bike and hiking trails. Walking is communities walkable. important for a healthier population, - Incorporation of street, for recreation, to reduce the use of sidewalk, and trail design standards into the site plan fossil fuels and its creation of air review process to ensure safety pollution, and to reduce traffic and mobility for pedestrian and congestion and accidents. non-motorized modes of transport. - Use of native trees and other vegetation to provide shelter, beauty, heat reduction, and separation of pedestrian uses from automobile traffic. Little Traverse Wheelway. - Promote the concepts of Universal Accessibility for all segments of our population and compliance with the Americans with Disabilities Act Standards as minimum acceptable design standards. - Connection of parking lots, greenways, and developments by means of paths, sidewalks and trails. - Development of parking facilities in a manner that facilitates pedestrian access between destinations. - Location of land uses in close proximity to allow for and promote walking. - Development of non-motorized transportation plans. - Development of safe pedestrian routes to public transit pickup and drop-off locations. - Use of visual cues and design elements to indicate pedestrian rights of way and minimize conflicts. - Retrofitting of cul-de-sac streets with sidewalks and non-motorized paths. - Use of traffic management techniques to limit traffic volume and speed through residential and urban neighborhoods.

31 the planning commission will lead efforts to develop a county-wide transportation plan and map that incorporates existing and potential transportation options. IMPLEMENTATION 4.11 Charlevoix County Transit. provide a variety of transportation options Goal: All communities will be linked through a system of motorized and non-motorized transportation routes and methods. Objective 1: Develop an integrated transportation system in the County that incorporates a variety of modes, including but not limited to, motor vehicle, non-motorized, watercraft, aircraft and public transportation. Actions The Planning Commission will lead efforts to develop a county-wide transportation plan and map that incorporates existing and potential transportation options. The Planning Commission will work with adjacent counties, the Northwest Michigan Council of Governments, the Michigan Department of Transportation, and other agencies to integrate Charlevoix County s transportation plans with regional efforts. Objective 2: Encourage adoption of township, city and village land use plans and zoning ordinance provisions to ensure that each community has a variety of transportation options. provide a variety of transportation options Many times land development patterns leave little choice other than to drive from one place to another. Offering alternatives buses, bikes, walking, and other forms of transit is an important part of creating a strong community. Actions The Planning Commission will review township, city and village plans and ordinances with an eye for how they affect transportation and whether they encourage or discourage the interconnection of different modes of transportation between communities. As part of its review of master plans and zoning ordinances, the Planning Commission will offer advisory comments encouraging the following practices: - Plans for neighborhood-scaled streets with numerous connections and short blocks. - The connection of transportation modes to one another. - Concentrated residential and commercial uses near locations where public transit is available. - Sidewalks and/or non-motorized trails in all new developments within the County. - Address long-term parking needs for motorized and non-motorized vehicles in township, city and village master plans in advance of specific development proposals. - Planning for transit services where businesses and residents are most likely to use public transit. - The clustering of future commercial and industrial zones in areas near ports, airports and rail lines. - The creation of programs and policies that support car sharing and carpooling. - The development of park and ride lots as multiuse facilities.

32 IMPLEMENTATION 4.12 all communities will be linked through a system of motorized and non-motorized transportation routes and methods. - The design of roads and parking areas in a manner to reduce stormwater runoff, including but not limited to the use of pervious pavement, retention basins and rain gardens. - The creation of community bicycling programs. - The creation of neighborhoods that are pedestrianoriented and interconnected with the larger community by non-motorized transportation routes. Promote the concepts of access management to minimize traffic congestion and eliminate the need for additional traffic lanes. - The Planning Commission will develop a countywide strategy of access management. - The Planning Commission will research and develop new or revise existing model access management ordinance language and provide that language to the local units of government within the County for potential incorporation into their zoning ordinances. - The Planning Commission will sponsor access management training workshops within the County. Pine River Channel. encourage community and Stakeholder collaboration In community development decisions Leaders must engage people in all aspects of the decision-making process. One way is to make sure that all groups in a community are represented in decisions about how the community grows. It is worth taking the time to list everyone that should be involved, or represented in the community planning process. encourage community and Stakeholder collaboration In development decisions Old State Road, Melrose Township. Goal: Actively engage stakeholders in the land use decisionmaking process at the County and local level. Objective 1: Enhance the quality and consistency of community participation in planning and development decisions throughout the county. Actions The Planning Commission will serve as a source of assistance to facilitate township, village and city public participation processes. The County will utilize its website to provide an easy, cost-effective method of gathering public commentary and input for local planning efforts. The Planning Commission, in association with Michigan State University Extension, Northwest Michigan Council of Governments, Michigan Association of Planning, Michigan Municipal League, Michigan Townships Association and other organizations will facilitate or offer training to local planning officials on methods of engaging the public in the planning process. The Planning Commission will work with local school

33 the county will utilize its website to provide an easy, cost-effective method of gathering public commentary and input for local planning efforts. IMPLEMENTATION 4.13 Boyne District Library. officials to incorporate planning topics into middle and high school curricula, with the primary goal of engaging the youth of the County in local planning decisions. Objective 2: Enhance information access and communication between regional, County and local groups, including planning commissions and elected officials, regarding planning issues. Actions The Planning Commission will serve as the designated County liaisons with key groups having a stake in planning decisions, such as the Antrim-Charlevoix-Kalkaska Board of Realtors, Little Traverse Association of Home Builders, Tip of the Mitt Watershed Council, Little Traverse Conservancy, Friends of the Jordan River Watershed, Friends of the Boyne River, WATCH Inc., Beaver Island Association and other advocacy groups. The Planning Commission will establish a County planning information clearinghouse to include current regional, County, township, city and village plans and ordinances, planning tools and techniques, and other related information. The Planning Commission will disseminate a County planning newsletter to all planning officials, elected officials and stakeholder groups either in hard copy form or electronically. The Planning Commission will sponsor periodic tours for local officials and stakeholders to highlight County and/or multi-jurisdictional planning issues and opportunities. The Planning Commission will actively promote its willingness to review plans and zoning ordinances under development by cities, villages, and townships. If desired by the local planning commissions, this review will occur well in advance of scheduled public hearings. The purpose of this preliminary review is to enhance the consistency of the language proposed with that of adjacent communities plans and ordinances, to ensure the proposed language promotes the concepts of Smart Growth policies, and to enable the community to easily incorporate changes into the proposed language prior to formal action by the township, city or village planning commission. Make development decisions predictable, fair and cost-effective Goal: Make the land use development process consistent, timely and efficient throughout Charlevoix County. Objective 1: Ensure that local units of government have access to timely, accurate data and maps for use in their decision-making process. Actions The Planning Commission will maintain countywide planning and zoning information including census data, land use/cover information, aerial photos, narrative text and maps, natural features information, parcel data, and other information easily accessible via the County website.

34 IMPLEMENTATION 4.14 Objective 2: Enhance consistency between local plans and ordinances throughout the County, especially those of adjacent communities while appreciating their differences. Actions The Planning Commission will review proposed township, city and village plans and zoning ordinances to identify inconsistencies or conflicts with those of neighboring communities, the County, and the region. The Planning Commission will review the capital improvement plans of regional, County and subcounty agencies, as well as those of cities, villages and townships to ensure consistency among the different governmental entities and minimize the potential for conflicts. The Planning Commission will provide sample zoning ordinance language as well as initiate and sponsor joint working meetings and education sessions with townships, cities and villages, upon request, to address common emerging issues (such as wind turbine generators) or resources that cross jurisdictional lines (such as lake or river corridors). The goal of these efforts is to encourage the adoption of consistent plans, regulations and ordinance language which address common issues across the County. Make development decisions predictable, fair and cost-effective Decision-making is cost-effective when the development permit process is clear and as rapid as possible, while still producing quality development. Regulations are predictable and fair when they are reasonable and used consistently and equally with all parties. Objective 3: Enhance multi-jurisdictional planning efforts within the County and between Charlevoix County, neighboring counties and the northern Michigan region. Actions The County Board of Commissioners and the Planning Commission will actively promote and support multijurisdictional planning efforts by committing time and financial resources to these activities. resources National Smart Growth Network An excellent resource to learn more about smart growth concepts and how they are applied around the nation. New Designs for Growth New Designs for Growth represents a collaboration of efforts promoting planning and development best practices that accommodate growth and maintain quality of life in Northwest Lower Michigan. Smart Growth Readiness Assessment tool This tool helps communities learn about Smart Growth, the benefits of applying Smart Growth principles and assess whether or not your community is ready to practice Smart Growth.

35 County Overview Looking towards Boyne Mountain. COUNTy OVERVIEW 5.1 This section includes highlights about the land, people and economy of Charlevoix County. The facts and figures, trends and interpretation of this information provide the foundation for the plan vision, goals, objectives, policies and future land use map. Also included are website links to more detailed information from a variety of sources. land use trends and SettleMent patterns Charlevoix County covers an area of 452 square miles, with 37 square miles of the total consisting of inland lakes (excluding Lake Michigan). While smaller than the typical Michigan county, Charlevoix County section does contain a larger amount of surface water both within and adjacent to its boundaries than most other counties in Michigan. Historically land use trends and settlement patterns have been very similar to the rest of northern Michigan with development locating along transportation corridors. Prior to the 1890s, the primary inhabitants of the County were Native Americans. The rail lines and roads were developed over time and solidified the prominence of the cities of Boyne City, Charlevoix and East Jordan as well as the village of Boyne Falls. On Beaver Island, St. James became the focal point based on its location on a natural harbor. Prior to the mid-1960s, land in the County had two primary uses, a source of harvestable timber and/or farm land. In a few limited locations in the county, land was developed catering to tourism and seasonal residents from throughout the Midwest as summer resorts or hunting lodges.

36 COUNTy OVERVIEW 5.2 charlevoix county MIchIgan local units of government C H A R L E V O I X C O U N T Y L O C A L U N I T S O F G O V E R N M E N T BEAVER ISLAND ARCHIPELAGO CHARLEVOIX TWP. LEGEND CIVIL DIVISION Walloon Lake Lake Charlevoix Deer Lake ISLANDS ARE TO SCALE THE GEOGRAPHIC LOCATION HAS BEEN CHANGED HAYES TWP. CHARLEVOIX TWP. BAY TWP. CITY OF CHARLEVOIX EVANGELINE TWP. ² DATA SOURCE: CHARLEVOIX COUNTY Miles ST.JAMES TWP PEAINE TWP. NORWOOD TWP. CHANDLER TWP. CITY OF BOYNE CITY MELROSE TWP. MARION TWP. EVELINE TWP. VILLAGE OF BOYNE FALLS CITY OF EAST JORDAN HUDSON TWP. WILSON TWP. SOUTH ARM TWP. BOYNE VALLEY TWP.

37 changes In land use In charlevoix county, 1979 to 1997 Acres COUNTy OVERVIEW this chart shows changes in land use from 1979 to 1997 as interpreted from aerial photographs (1997 is the most recent data available). It is likely that these trends continued from 1997 to Wetlands appear to have increased, although that change is more likely due to differences in the way the 1979 and 1997 aerial photographs were interpreted rather than real differences in wetland area. In the late 1950s, lake frontage in the County began to attract interest for recreational opportunities. Prior to 1960, little development occurred outside of the three cities and the historic settlements of Ironton, Horton Bay, Boyne Falls and Bay Shore areas, with the exception of along the water bodies in the County. Non-lakefront rural lands developed were either farmsteads or hunting camps. Those lands which were subdivided in the rural portions of the County prior to 1967 were often split into lots incapable of supporting development due to their small size and septic system limitations. The Subdivision Control Act (enacted in 1967) resulted in changing development patterns, with far more creation of 10 acres parcels. Land not subdivided was permitted by State Law to be split into greater than 10 acre parcels with four parcels smaller than 10 acres. This ability to split the land into 10 plus acre parcels created the beginning of the current land ownership pattern. Source: Charlevoix County Planning Dept. Trends Land use patterns continue to change with fewer acres utilized as working lands (agricultural and forestry) and increased area used for residential and commercial purposes. Lakefront and lake view properties for recreational and year-round use are highly sought after and commanding increasingly higher dollar values. Majority of year-round population shifted from living in the three cities to living in the townships in areas which, for the most part, do not have public sewer or water services. With the use of septic tanks and tile fields for sanitary waste water disposal, parcel sizes need to be larger than is the case with parcels serviced by public sewers. Nearly a complete buildout of non-publicly owned lakefront property. Areas devoted to outdoor recreation have been increasing, especially golf course development. Loss of parcels 40 acres or larger due to land being broken into 2.5, 5 and 10 acre parcels. 5.3

38 COUNTy OVERVIEW 5.4 LEGEND RESIDENTIAL charlevoix county MIchIgan land use cover C H A Mainland R L use E updated V O from I X 1998 C aerial O photos U N T Y L A N D U S E / C O V E R COMMERCIAL Walloon Lake Lake Charlevoix Deer Lake ISLANDS ARE TO SCALE THE GEOGRAPHIC LOCATION HAS BEEN CHANGED INDUSTRIAL TRANSPORTATION & UTILITIES EXTRACTIVE BEAVER ISLAND ARCHIPELAGO RECREATION AGRICULTURAL OPEN LANDS FORESTED LANDS LAKES & WATER BODIES WETLANDS BEACHES & DUNES LAND USE CLASSIFIED FROM 1998 AERIAL PHOTOS ² MAP SOURCE: CHARLEVOIX COUNTY Miles BEAVER ISLAND LAND USE CLASSIFIED FROM 1979 AERIAL PHOTOS

39 COUNTy OVERVIEW 5.5 Lake Charlevoix Walloon Lake Deer Lake ISLANDS ARE TO SCALE THE GEOGRAPHIC LOCATION HAS BEEN CHANGED charlevoix county MIchIgan publicly owned lands BEAVER ISLAND ARCHIPELAGO ² MAP Miles LEGEND CHARLEVOIX COUNTY CITIES, TOWNSHIPS, VILLAGES FEDERAL GOVERNMENT STATE OF MICHIGAN SOURCE: CHARLEVOIX COUNTY

40 COUNTy OVERVIEW 5.6 areas devoted to outdoor recreation have been increasing, especially golf course development. The diagrams on page 5.7 and 5.8 are examples of land use trends in Charlevoix County between 1967 and The story is the same in most parts of the County dramatic increases in the number of rural subdivisions and site condominiums; splitting of larger parcels devoted to agriculture and forestry in to 2.5 to 10 acre parcels for residential uses; and increased residential development around lakes. Future Projections Future land use change is expected to occur throughout the County, especially near shoreline areas, on scenic view properties, and along major transportation corridors. What does this mean? As land is broken up into smaller parcels, the working lands in the County become less economically viable for agriculture and forestry purposes. Parcelization of land for rural residential use increases the need for additional miles of roads and travel to places of employment, shopping and recreational activities for rural property owners. Increasing numbers of rural residents dramatically increases the number of vehicle miles traveled on a daily basis. Charlevoix Golf Club. Residences dispersed throughout the County raise the costs of providing police, fire and ambulance services, providing recreational facilities in close proximity to the population, and providing public utilities. Dispersed year-round residences also create substantial costs of transporting children to and from school. The most significant trend is the conversion of 20 acre and larger parcels to 2.5 to 10 acre parcels. This parcelization of land results in large scale impacts on the ability to have sustainable farming and forestry activities, as well as having the effect of greatly increasing the cost of providing services. Resources Michigan Tipping Point Tool A Michigan State University web site showing the impacts of land use transitions from agriculture and forest to other uses, statewide and by county. Charlevoix County 2003 Residential Buildout Analysis An evaluation of Township Zoning Ordinances in Charlevoix County which estimates the amount of residential development that would be possible given the Zoning Ordinances in effect at the time the study was conducted.

41 hayes township COUNTy OVERVIEW Miles Lake M ichigan Susan Lake T34N -R07W T33N -R07W T34N -R07W T33N -R07W 5.7 Lake C harlevoix MarIon township Twin Lakes Lake M arion Source: Charlevoix County lakefront development in the form of long, narrow ten acre lots Miles Norw ood Tow nship 4000 Source: Charlevoix County Adam s Lake Lake C harlevoix Nowland Lake M atchettlake C unningham Lake SkinnerLake Source: Charlevoix County Source: Charlevoix County conversion of prime farm and forest lands to non-working land uses.

42 0 COUNTy OVERVIEW 5.8 the most significant trend is the conversion of 20 acre and larger parcels to the 2.5 to 10 acres sized parcels. Charlevoix s Farmers Market. WIlSon township Miles CityOf Boyne City Farmlands near Boyne City Mud Lake Deer Lake Source: Charlevoix County Source: Charlevoix County land fractionalization into five and ten acre parcels.

43 The following maps show one possible scenario for land use change based on current trends. land use trends 1980 COUNTy OVERVIEW 5.9 Prepared by the Hannah Professor Research Program at the Land Policy Institute, Michigan State University Land use projections provided by the Michigan Land Resource Project, Public Sector Consultants, 2001, and the Michigan State University Land Policy Institute Picture Michigan Tomorrow Initiative. land use trends 2020 Prepared by the Hannah Professor Research Program at the Land Policy Institute, Michigan State University Land use projections provided by the Michigan Land Resource Project, Public Sector Consultants, 2001, and the Michigan State University Land Policy Institute Picture Michigan Tomorrow Initiative.

44 land use trends 2040 COUNTy OVERVIEW 5.10 Prepared by the Hannah Professor Research Program at the Land Policy Institute, Michigan State University Land use projections provided by the Michigan Land Resource Project, Public Sector Consultants, 2001, and the Michigan State University Land Policy Institute Picture Michigan Tomorrow Initiative. current plans and zoning ordinances What we have Governmental entities in Charlevoix County consist of one village, 3 cities and 15 townships. Each city and township has an adopted zoning ordinance. The Village of Boyne Falls is the only community that is not currently zoned. Similarities and differences Each township and city in the County has some form of plan upon which their zoning ordinance is based. Each of the plans recognizes that the lakes and rivers contained within their jurisdictions tend to be a draw for development, and they allow moderate density development along the waterfront in comparison to the residential densities allowed in other portions of the township. Virtually all of the townships address the issue of commercial and industrial development. Many of the townships that have utilities (especially municipal sewer and water) readily available (in or adjacent to their boundaries) and state highways within their boundaries that provide Class A all-weather roads have made allowances for commercial and industrial uses. Those townships that do not have the utilities or transportation network available encourage these types of development, especially commercial, to locate in one of the three urban areas where a full complement of urban utilities are available. Most plans recognize their community s assets and encourage land uses that can be supported with their existing or planned infrastructure. Most of the township plans identify areas for low, moderate and high density residential areas, but many plans do not define these terms. What is perceived to be moderate density residential development in one township is thought of as high density in another township and low density development in others, leading to inconsistencies across community boundaries. Each township plan recognizes and encourages agricultural and timber related land uses. Some plans recommending limited use of these lands for other purposes, while other plans treat these areas as holding areas until the need or demand arises for more intensive use (development oriented). Many of the townships are recommending future higher density development to locate in areas of the township (hamlets) that currently have limited ability to support additional development given current septic waste disposal systems. The township zoning ordinances have become

45 Wetlands are being impacted by new development. Many small decisions on individual parcels, most often adjacent to lakes, are impacting critical shoreline wetlands. COUNTy OVERVIEW 5.11 Old City Park, Boyne City. increasingly dissimilar over time. Examples include the requirements for greenbelts along the shoreline, the distance they must extend back from the shoreline, the amount of trimming or clearing allowed, and at what point the measurements begin. The parcel sizes allowed in similar districts from township to township differ as well. For example, in the Agricultural District in one township, the minimum parcel size is 10 acres, while just across the border in the adjacent township, the minimum parcel size is 2 acres. Many of the township and city plans describe what they want their community to be like in the future, but they have widely varying means of getting to that desired future. What does it mean? Lack of consistency in master plans and zoning ordinances within the same community and between adjacent communities confuses residents and increases costs to governmental units and developers. New developments proposed throughout the County can impact multiple communities. Communities are coming together to discuss common concerns and interests, such as shared planning and zoning enforcement staff between the City of Boyne City and Evangeline and Wilson Townships. There are also joint planning efforts between the City of Charlevoix and Charlevoix, Eveline, Hayes, Marion, and Norwood Townships to develop common planning and zoning language to address mutual land use issues and concerns. Another example is the development of a shared plan and zoning ordinance for the townships of Peaine and St. James on Beaver Island. Resources City and Township Plans and Zoning Ordinances The majority of these plans and ordinances are available through the Charlevoix County website at green InfraStructure Lakes, streams, wetlands and unique habitats Charlevoix County is blessed with abundant natural resources that are the basis for an outstanding quality of life. The term green infrastructure refers not only to lakes, streams, wetlands and unique habitats, but to how these resources are linked together to form corridors and connections between habitats. Working lands such as farms and forests are also part of the green infrastructure, and are described in a separate section of this plan. Our resources There are 38 named inland lakes in the county, ranging in size from.65 acre to 17,200 acres and occupying approximately 37 square miles. Including the Beaver Island Archipelago, there are 138 miles of Great Lakes shoreline in the County. Water is the dominant natural feature, occupying 9 percent of the County. Most of the wetlands are wooded cedar swamps, important for wildlife and water quality, and are sources of cedar for use in creating wood products. Wetlands occupy 18 percent of the county s land area. Many of the wetlands are small, occupying less than five acres.

46 COUNTy OVERVIEW 5.12 county and regionally-important focal areas Walloon Lake Lake Charlevoix Deer Lake ISLANDS ARE TO SCALE THE GEOGRAPHIC LOCATION HAS BEEN CHANGED BEAVER ISLAND I M P O R T A N T F O C A L A R E A S BEAVER ISLAND ARCHIPELAGO WALLOON LAKE LAKE CHARLEVOIX BEAR RIVER BOYNE RIVER JORDAN RIVER MAP SOURCE: CHARLEVOIX COUNTY Miles LAKE MICHIGAN SHORELINE

47 Young State Park. governmental entities in charlevoix county consist of one village, 3 cities and 15 townships. Bay Township Hall. COUNTy OVERVIEW 5.13 There are 39 threatened, endangered or special concern plant and animal species in the County, most in Great Lakes shoreline areas and in the Beaver Island Archipelago. Although all natural resources are locally important, there are seven focal areas that are important to the whole County and region. Lake Michigan Shoreline Approximately 23 miles long on the mainland, this ecologically unique area is home to many threatened species and species of special concern. Beaver Island Archipelago Islands in this group include 77 square miles of land area and well over 100 miles of Great Lakes shoreline. It is home to many threatened and special concern plant and animal species. Lake Charlevoix One of the largest and highest quality inland lakes in Michigan, this water body is critical for waterfowl and fisheries. Boyne River This river is approximately 22 miles long, with a 40,320 acre watershed. The river is a state designated blue ribbon trout stream. Jordan River One of Michigan s designated Natural Rivers, the Jordan River is highly valued for its fishery, beautiful river valley and recreation. Most of the watershed is in Antrim County, although significant portions extend into the City of East Jordan, South Arm, Wilson and Boyne Valley Townships. Walloon Lake The southern shore of this lake lies within Charlevoix County. It is the source of the Bear River. Bear River Wetland Complex One of the largest wetland complexes in the county continues into Emmet County. Trends Wetlands are being impacted by new development. Small decisions on individual parcels, most often adjacent to lakes, are impacting critical shoreline wetlands. Building pressure adjacent to inland lakes is expected to continue, with larger homes replacing older cottages. As shoreline areas are built-out, second tier residential development is likely to accelerate, increasing pressure to provide increased access to inland lakes and streams. Current cyclically low Lake Michigan/Lake Charlevoix will change. Shoreline areas currently high and dry may someday be under water. What does it mean? High quality lakes and streams are some of the most important drivers of economic development in the County due to their tourism value. Given the economic reliance on natural resources-based tourism, maintaining a vital green infrastructure will be as important as other forms of infrastructure (roads, utilities, sanitary sewer, etc.). Consistency between township, city and village plans regarding the seven focal areas is necessary to adequately protect these resources. Resources Michigan Natural Features Inventory This site contains a wealth of information about threatened, endangered and special concern plant and animal species in Charlevoix County.

48 ² ISLANDS ARE TO SCALE THE GEOGRAPHIC LOCATION HAS BEEN CHANGED COUNTy OVERVIEW 6 3 STATE OWNED TIMBERLANDS Miles 0 Lake Charlevoix 6 Walloon Lake MAP SOURCE: CHARLEVOIX COUNTY Fractionalized: Lands that have been fractionalized into parcels considered too small to be used for long term sustainable farming or forestry activities (usually less than 20 acres in area). Publicly Owned: Areas under State ownership, which contain Prime or Regionally Important Forestlands. Prime Timberlands: Areas where Prime or Regionally Important Forestlands are located. Prime Farmlands: Areas where Prime, Important or Unique Farmland soils are located. L ak LARGE PARCEL TIMBERLANDS FRACTIONALIZED TIMBERLANDS LARGE PARCEL FARMLANDS FRACTIONALIZED FARMLANDS BEAVER ISLAND ARCHIPELAGO Definition of Terms CHARLEVOIX COUNTY PRIM E FARMLAND & TIMBERLANDS 2008 charlevoix county prime farm & timberlands Map r Dee e

49 COUNTy OVERVIEW Fraley Road, Chandler Township Water body maps Easy-to-read maps from the Tip-of-the- Mitt Watershed Council. 20watersheds/ Watershed Maps Online tools from the MSU Institute of Water Research with boundaries and information about Charlevoix County watersheds and sub-watersheds. WorkIng lands Agriculture and Forestry Working lands areas used for agriculture and forestry have been an important part of Charlevoix County s economy since the first settlers arrived in the area. Much has changed since those days, both in the amount of land devoted to these uses and their role in the county s economy. What do we grow? Charlevoix County is on the northern edge of the west Michigan fruit belt. The hilly terrain and reduced extremes near Lake Michigan make some areas well suited to fruit crops. Many areas within the County are excellent forest lands, growing highly valued commercial species. Total agricultural production is valued at $7.7 million per year, among the smallest in northwest Lower Michigan. There is increasing emphasis on locally-grown food, especially fruits and vegetables. Local farm markets generate economic activity in Charlevoix, East Jordan and Boyne City. Who farms? There were 336 farms in 2007, although 32 percent had sales less than $1,000 per year. A majority of farmers are part-time and rely on other sources of income in addition to farming. How much land is in agriculture and forests? There were 41,418 acres in agriculture in 2007 according to the Census of Agriculture. Approximately 167,000 acres within the county are forested (MDNR). 26 percent of the total county area is classified as agricultural land. Where are our agricultural and forest lands? Most prime agricultural lands are located in Norwood, Hayes, Bay, Marion, Eveline and South Arm townships. Average farm size is 123 acres, according to the 2007 Census of Agriculture. Prime forest lands are located in every township in the County. What are the trends? Land in agriculture is expected to continue the downward trend, primarily due to conversion to lowdensity residential uses. Forest lands, especially those owned by the public or that are privately owned and enrolled in the Commercial Forest Act or Qualified Forest properties program, produce a valuable commodity as well as serve recreational and aesthetic purposes. While forestland acreage is expected to remain fairly constant, smaller average parcel sizes will reduce the number of acres actively managed for woodland products. Conversion from farmland and forestland to residential uses is expected to continue.

50 COUNTy OVERVIEW 5.16 charlevoix county MIchIgan county facilities Map C H A R L E V O I X C O U N T Y C O U N T Y F A C I L I T I E S LITTLE TRAVERSE WHEELWAY BEAVER ISLAND ARCHIPELAGO LEGEND Walloon Lake Lake Charlevoix Deer Lake ISLANDS ARE TO SCALE THE GEOGRAPHIC LOCATION HAS BEEN CHANGED CHARLEVOIX COUNTY BUILDING COUNTY FACILITIES NORTHWEST MI COMMUNITY HEALTH SHERIFF'S OFFICE COUNTY JAIL ROAD COMMISSION WHITING PARK IRONTON FERRY THUMB LAKE PARK COUNTY TRANSIT ANIMAL SHELTER GRANDVUE MEDICAL CARE FACILITY ROAD COMMISSION PORTER CREEK PARK ² MAP SOURCE: CHARLEVOIX COUNTY Miles ROAD COMMISSION

51 COUNTy OVERVIEW the major county facilities are located within the three cities Public facilities, Boyne City. Charlevoix Community Pool. Average parcel sizes throughout the county will continue to go down. The move to alternative energy (wind, solar and biofuels) will provide economic opportunities to area farmers and landowners. Farmland and forestland will be increasingly valued not only for their resulting products, but for scenic vistas and rural character. What does it mean? Farms and farming have a valued role in Charlevoix County. The conversion of farmland and forest land to other uses potentially impacts tourism, public services and quality of life. The unique Lake Michigan influenced climate offers opportunities for expansion of fruit and vegetable crops. Tourism and agriculture can go hand-in-hand. A vital and growing agricultural sector on small farms will be a draw for tourism. The areas that are best suited for long-term agriculture productivity are also those areas most at risk for conversion to residential uses. Resources Web soil survey This Natural Resources Conservation Service site shows soil types, productivity and prime agricultural soils for any area within the County. A printed version of the Charlevoix County Soil Survey is available from the Charlevoix Conservation District. Agricultural Statistics This site contains detailed Charlevoix County information from the U.S. Census of Agriculture. Forest Statistics The U.S. Forest Service continually updates forest land information throughout the state and nation. public facilities Utilities, Sewer and Water Electrical, natural and propane gas, telephone and high speed internet service are widely available throughout the County. The policies of the companies providing these services vary, but if the service cannot be provided by one firm on acceptable terms, the service is often available from another provider. With the exception of the Walloon Lake Water System, all public sewer and water utilities are owned by a municipality. Publicly-owned sewer and water utilities have historically been supported by property taxes and revenue bonds, in addition to user fees. Conditional transfer of lands between cities and townships (under Public Act 425 of 1984) has been used in the County as a vehicle for the extension of sewer and water from cities into townships. Tax revenue generated from the resulting development is shared between the two communities. Due to soil limitations, hamlets within the County generally cannot expand without the provision of sewer and/or water service.

52 COUNTy OVERVIEW 5.18 charlevoix county MIchIgan pavement C H A R L Surface E V O I X conditions C O U N T Map Y 2007 P A V E M E N T S U R F A C E C O N D I T I O N S M A P LEGEND BEAVER ISLAND ARCHIPELAGO Walloon Lake Lake Charlevoix Deer Lake ISLANDS ARE TO SCALE THE GEOGRAPHIC LOCATION HAS BEEN CHANGED VERY GOOD TO EXCELLENT FAIR TO GOOD FAILED TO FAIR CONDITION ² DATA SOURCE: NWMCOG Miles

53 the county currently owns three public parks and has control of a fourth facility (the little traverse Wheelway). COUNTy OVERVIEW 5.19 Thumb Lake Beach. Historically, a critical mass of development or an environmental contamination issue has arisen prior to sewer and/or water being provided to hamlets. Municipal water service is provided by the cities of Boyne, Charlevoix and East Jordan, the Village of Boyne Falls, and Charlevoix Township. The unincorporated village of Walloon is serviced by a privately owned water supply system. The three cities provide sewer service to the majority of the area within their municipal boundaries and also service limited areas outside of their boundaries. St. James, on Beaver Island, and a portion of Walloon are served by common waste collection and disposal systems that are limited in scope, both geographically and in the level of treatment they provide, in comparison to the systems operated by the cities. Good working relationships have existed between the communities in the County, and there have not been any instances of a community being unwilling to provide service to an area when an environmental issue or concern has arisen, such as failing septic systems. Internet service currently is provided by telephone companies, cable television companies, and a number of wireless providers, including cellular phone companies. While internet service is widely available, broadband service is not uniformly available throughout the County. County Facilities The major County facilities are located in the three cities. The one County facility that is not within an urban services boundary is the Grandvue Medical Care Facility. The following graphic depicts the location of the county facilities. Vacant land exists adjacent to the Sheriff s Department/ Jail facility to allow for any expansions that should be necessary during the 20 year life of this plan. The County Building has adequate space to meet both current and short term future needs. The County currently owns three public parks and has control of a fourth facility (the Little Traverse Wheelway). Two of the parks, Whiting and Thumb Lake, are located along major water bodies in the County. Whiting Park is located in Eveline Township on the main arm of Lake Charlevoix, and Thumb Lake Park is located on the east end of Thumb Lake in Hudson Township. The third park, Porter Creek Park, is located in Wilson Township and is best described as a natural area with no improvements having been made to the property since the County acquired it in The fourth facility is the Little Traverse Wheelway, a linear park that connects Charlevoix with Bay Shore and Petoskey. This facility is located on land that is under the control of the Michigan Department of Transportation. The primary tool for determining future park and recreation needs at the County level is the County Recreation Plan. The location of recreation facilities has a significant impact on where land development activities take place. The Recreation Plan directs the County s investment in recreation facilities to areas where the Future Land Use Plan recommends higher density development.

54 5.20 q n q I½ n n q Ys Yn I½ Lake Charlevoix n Yn?u Yq Ym?u q Ym?ñ COUNTy OVERVIEW IÇ Yv Walloon Lake q? IÇ? q Ym Deer Lake ISLANDS ARE TO SCALE THE GEOGRAPHIC LOCATION HAS BEEN CHANGED charlevoix county MIchIgan transportation Map C H A R L E V O I X C O U N T Y T R A N S P O R T A T I O N M A P BEAVER ISLAND ARCHIPELAGO ² DATA Miles LEGEND q q n PUBLIC AIRPORTS PRIVATE AIRPORTS DEEP WATER PORTS RAILROAD Yt IÇ SOURCE: CHARLEVOIX COUNTY

55 of the six airports located in the county, each features a variety of facilities and services. Charlevoix s airport. Boyne Mountain. COUNTy OVERVIEW 5.21 Transportation Charlevoix County s transportation network consists of approximately 855 miles of public roads, 4 public airports, 2 private airports, one rail line and 4 deep water ports. Of the 855 miles of public roads, with 224 miles classified as federal-aid roads. Federal-aid roads, the backbone of the road network, have changed very little over the past 100 years. These roads serve as the major traffic carriers in the County. Road maintenance funds are derived in large part from license plate registration fees and gasoline taxes. The gasoline taxes have been decreasing over the past 15 years due to the reduction in miles driven as a result of increasing fuel costs and an increase in the miles per gallon that vehicles are achieving. The cost of maintaining the road system is steadily increasing while the available dollars to maintain the roads are declining. The Charlevoix County Road Commission does not have the financial ability to maintain the roads it is currently responsible for given current funding sources and levels. Additional miles of county roads will only increase the financial shortfall. A 2007 study conducted by the Michigan Department of Transportation and the Northwest Michigan Council of Governments found that for the 224 miles of federal-aid roads in Charlevoix County, 44.8% were classified as being in a failed to fair condition, 47.6% were in fair to good condition and 7.6% were in the very good to excellent condition. When excluding the state and federal roads (US-31, US-131, M-75, M-66 and M-32) the percentages changed to 56.5% in the failed to fair condition, 33.6% in fair to good condition and 9.9% in the very good to excellent condition. Twelve of the fifteen townships in Charlevoix County levy a road millage. Most of these road millages are restricted to being spent on secondary roads (i.e. noncounty primary routes). Most commercial air traffic (passenger and freight) uses airports outside of Charlevoix County (the Emmet County Airport in Pellston or the Cherry Capital Airport in Traverse City) with the exception of passenger traffic between Charlevoix and Beaver Island. Of the six airports located in the County, each features a variety of facilities and services. Caution needs to be taken by the cities, village and townships when permitting tall structures such as radio, television, and cellular telephone antenna towers as well as wind turbine generators to ensure that the substantial investment in these airports is not hindered by the location of these types of structures. The one rail line that passes through Charlevoix County (parallel to US 131) experiences limited usage with typical traffic being one round trip per week from southern Michigan to Petoskey. While not experiencing high levels of traffic, this line serves a valuable purpose. At some point in the future, rail transportation may again become a viable means of transportation and, as such, the line should be retained (by either the current owner or some other owner) and be maintained in its current configuration. Deep water ports serve as a means of transporting goods and passengers to and from various locations around the Great Lakes as well as international destinations. While not highly developed for general shipping purposes, the ability exists to make necessary improvements over time to accommodate appropriate shipping needs. Trails, both motorized and non-motorized, serve as a means of transportation, in addition to providing

56 Lake Charlevoix Walloon Lake Deer Lake ISLANDS ARE TO SCALE THE GEOGRAPHIC LOCATION HAS BEEN CHANGED charlevoix county MIchIgan trail Map C H A R L E V O I X C O U N T Y T R A I L S M A P BEAVER ISLAND ARCHIPELAGO ² DATA Miles COUNTy OVERVIEW LEGEND SNOWMOBILE TRAIL NON MOTORIZED TRAIL ORV AND/OR MOTORCYCLE TRAIL SOURCE: MDNR 5.22

57 trails, both motorized and non-motorized, serve as a means of transportation, in addition to providing a recreational outlet for the residents and visitors to charlevoix county. COUNTy OVERVIEW 5.23 Snowmobile trails, Jordan Valley. recreational opportunities for the residents and visitors to Charlevoix County. Motorized and non-motorized trails exist at various locations within the County. Snowmobile and off-road trails offer numerous recreation opportunities and connection to regional trail systems. Trends Most new parcels are being developed outside of the current service areas of the existing sewer and water providers. The majority of new homes constructed are not connected to municipal sewer or water services. There is increasing demand for broadband internet service throughout the County. There is increasing interest in alternative energy sources. Individual septic waste disposal systems require periodic maintenance. With the movement of a substantial portion of the population into the rural areas from those areas having municipal sewer service, these systems are sometimes inadequately maintained until the systems cease to function. area results in sprawl. Large lots are necessary to locate sanitary waste disposal and potable water supplies on each residential parcel. Inappropriate disposal of materials in septic tanks and tile fields can result in localized ground water contamination issues. These localized contamination areas tend to go undetected for long periods of time due to individual wells not being tested for a broad range of contaminants on a frequent basis. The need exists to maintain an ongoing dialogue between communities to ensure that there is a clear understanding between infrastructure needs and planned land development patterns. The need exists to periodically revisit policies regarding the extension of sewer and water service to areas outside of municipal boundaries. Resources 2007 Asset Management Study This excellent regional document includes data about existing physical resources and managing conditions based on strategic goals. What does it mean? Due to the high cost of creating or extending community sewer and water services, they are created in newly developing areas or are extended from existing services when the property to be developed is of a sufficiently high value to support the services or when environmental issues arise. Increased risk of groundwater contamination from septic waste disposal systems due to increased rural residential density. Creating residential parcels outside of existing service Northwest Michigan Regional Non-Motorized Strategy A regional non-motorized transportation plan and investment strategy for the 13 counties in northwest, lower Michigan. nonmotorized_strategy_1.pdf A map from the study shows priority routes in Charlevoix County.

58 COUNTy OVERVIEW 5.24 VISION STATEMENT a 1995 study estimated that peak summer population increases by 35 percent. Boyne Falls. Boyne City s Riverwalk. population and housing Charlevoix County s population and housing patterns are typical for northwest lower Michigan very significant growth rates, an increasingly older permanent population and large seasonal influx. Rising home and property values create issues for maintaining housing affordability. Population Census estimates indicate that population increases slowed between 2000 and 2006, with only a 1.01 percent increase to 26,422. During that period, the same estimates indicate no net migration into the County. Migration into Charlevoix County has been a major part of population increase for the past 30 years. The greatest influx was between 1990 and 1999, when 3,585 individuals moved to the County, representing 78 percent of the total county population growth during that period. A 1995 study estimated that summer population increases by 35 percent, giving the County a seasonal population of over 35,000. Since 1970, nearly all the population increases have been in the townships. Of the 9,549 person increase countywide between 1970 and 2000, the cities increased in population by only 498. The city of Charlevoix actually lost 525 residents in that same time period. In 1970, 53.6 percent of the County s residents lived in a city or village; compared to just 35.9 percent in The County s racial profile is predominantly White, with a minority population of 3.79 percent. The largest single minority group is Native American, comprising 1.54 percent of the total population, (403 individuals). The rate of population growth has varied each decade since 1970, with the greatest rate between 1990 and 2000, when population increased by 21.5 percent, almost exactly the same rate as the northwest Michigan region as a whole. The population is aging, with median age increasing from 27.8 in 1970 to 39.1 in This is somewhat older than the state median age of 35.5, but fairly typical of northwest lower Michigan counties. Persons 60 and older increased from 15.8 percent of the population in 1970 to 19.9 percent in By 2015, the County s population is projected to increase to 31,300, a 20 percent increase from Housing In 2000, there were 15,370 residences in the County, 77.8 percent of which were single family detached structures. Multi-family and single-family attached dwellings comprised 12.6 percent and mobile homes 9.4 percent. According to the U.S. Census, the number of year-round residences in Charlevoix County increased by 17 percent between 1980 and During the same period, the number of seasonal residences increased by 115 percent. In 2000, seasonal homes comprised 28.6 percent of all houses. This is a large percentage when compared to statewide figures, but typical for the region. Over onehalf of the housing in some townships (Hudson, Peaine and St. James) is seasonal. The U.S. Census Bureau estimates that between 2000 and 2005, the number of residences in Charlevoix County increased by 12 percent, from 16,765 to 17,001, the 7th largest percentage increase among Michigan counties.

59 total State equalized values In charlevoix county, 1990 to 2007 Millions $ COUNTy OVERVIEW Source: Charlevoix County Equalization Dept While it is true that the number of permanent and seasonal homes has increased substantially since 1980, the most significant trend is the increase in home and property values, as indicated by state equalized values. Since 1980, the State equalized value (Sev) of charlevoix county has increased more than 10-fold. During that same period, however, population increase was negligible. Charlevoix County is facing similar trends as the rest of the state, the number of individuals per household is decreasing, and the number of households is increasing at a greater rate than the population as a whole; with the percentage of traditional married couple families is decreasing. If year-round and seasonal housing increase at the same proportional rate as population is expected to, there will be an increase of over 2,500 new year-round homes and more than 530 new seasonal residences in the County by an issue as housing prices increase at a greater rate than the rest of the state. The area s status as a tourism destination will continue to bring large seasonal population increases that will strain services and infrastructure during some times of the year. Resources Census information 1990 and 2000 census information for Charlevoix County. charlevoixcounty_1.pdf What does it mean? Charlevoix County will continue to experience population and housing growth at rates greater than the statewide average and comparable to other northwest Michigan counties. Most of that new growth will likely continue to take place in townships and shoreline areas. Even though housing prices are steady or declining in the region at the present time, this is likely a short-term trend. Overall, housing affordability will continue to be Population information Northwest Michigan Council of Government population book. A summary of population and housing data summarized from the 2000 census. ftp:// Profile2000-Charlevoix.pdf General Charlevoix County demographic data Northwest Michigan Council of Government data site. A source for all types of population and economic data.

60 COUNTy OVERVIEW 5.26 Boyne City. JobS and the economy It s no secret that Michigan s economy is undergoing restructuring with manufacturing employment and related economic activity declining, while service and knowledgerelated jobs are increasing. This shift to a new economic structure has important implications for land use planning in Charlevoix County. Jobs In 2007, 13,195 county residents were employed. The 8.7 percent unemployment rate in 2007 was comparable to other counties in the region and somewhat higher than the statewide average of 7.2 percent In 2006, 2,514 (28 percent) jobs in the County were in the manufacturing sector. This percentage is higher than in the surrounding counties (Emmet, Antrim, Cheboygan). Employment in this sector declined by 5 percent between 2001 and The second largest employment category is recreation/ hospitality, employing 2,053 residents (22 percent). Employment in this category grew by 16 percent between 2001 and Manufacturing and recreation/hospitality together accounted for one-half of all jobs in the county in Overall employment from was steady, with a very small net gain in jobs. According to the 2000 Census, 3,117 Charlevoix County residents (26 percent) were employed outside of the county, mostly in Emmet County. During the same period, 2,680 individuals from other counties commuted to Charlevoix County for work. The net difference is small 437 more workers commuted to areas outside of the County than commuted from other places. Between 2002 and 2012, the occupations predicted to experience the greatest numeric increase in northwest Michigan include registered nurses, retail sales persons, waiters and waitresses, carpenters and janitors and cleaners. Between 2002 and 2012, the biggest numeric increase in high wage jobs in northwest lower Michigan will include registered nurses, sales representatives, general and operations managers, electricians, accountants and lawyers. The Economy In 2005, it was estimated that 2,488 Charlevoix County residents were in poverty (10.1 percent) 1,020 of those were children. Poverty rates in Charlevoix County are lower than the state average of 13.1 percent Per capita income in 2005 was $44,633, lower than the state average of $46,072, but comparable to neighboring Emmet and Antrim Counties. The biggest contributor to the county s economy is manufacturing. According to the 2002 Economic Census, manufacturing contributed $549,353,000 in sales, shipments, receipts or revenues and $101,601,000 in annual payroll. However, adjusted for inflation, the manufacturing sector declined dramatically between 1997 and 2002 a 32 percent reduction in sales, shipments, receipts or revenues, 22 percent decline in payroll and 30 percent reduction in employment. In 2005, private employment provided the largest share of total non-farm earnings, $454,207,000 (84%). Governmental employment totaled $88,871,000 (16 percent).

61 changes In employment by InduStry Sector, COUNTy OVERVIEW Industry Sector Source: Regional Economic Information System, Bureau of Economic Analysis, April In 2005, the largest sources of earned income were manufacturing ($165,681,000), construction ($50,173,000), health care and social assistance ($36,800,000), retail trade ($36,229,000) and accommodations and food service ($36,005,000). What does it mean? Despite growth in tourism, health care and other economic sectors, Charlevoix County is still dependent on manufacturing for jobs and income. Continued decline in this sector will continue to provide challenges. Increases in tourism, second homes and outdoor recreation related employment are directly tied to the high quality natural resources and scenic beauty. The economic contribution of seasonal residents is significant. Resources Northern Lakes Economic Alliance Regional Economic Review 2008 A very easy to read summary of jobs and employment data and regional trends for Charlevoix, Antrim, Emmet and Cheboygan Counties. NLEA-2008-Economic-Review.pdf County income and employment summary A detailed summary of income by category from Developed by the Northwest Michigan Council of Governments. ftp:// economic census The Economic Census provides a detailed portrait of Charlevoix County s economy every five years. ftp:// CountyReports/EconCensus Charlevoix.pdf

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63 Future Land Use Plan Glossary North Point, Charlevoix Township. GLOSSARy 6.1 Access management A set of policies and standards that manage the number and location of driveways along public roads. Adaptive reuse The rehabilitation and use of an existing (typically historical) structure for a different use than the structure was originally built to accommodate. Affordable housing Housing for sale or rent that costs no more than 30% of the annual household income. Big-Box Retail A single retail or wholesale business that occupies at least 75,000 square feet of gross floor area, typically requires a large amount of space for parking, and has a regional sales market. Examples are membership warehouse clubs that emphasize bulk sales, discount stores and department stores. Broadband Internet Service Refers to three different kinds of high-speed Internet connections cable, DSL and satellite. Brownfield Abandoned, idle, or underused industrial and commercial facilities (property) where expansion or redevelopment is complicated by real or perceived environmental contamination. Brownfield Redevelopment Authority A local governing body that provides decision-making and control of brownfield redevelopment projects Buffer zone An area between adjacent land uses (i.e., residential and industrial) that is designed to help reduce potential conflicts between those uses. Business Improvement District A downtown or commercial area where a special assessment (tax) can be levied for improvements in that area. Capital Improvement Plan A proposed schedule of all future projects listed in order of construction priority along with cost estimates and the anticipated means of financing each project. Included are all major projects requiring the expenditure of public funds over and above the annual local government s operating expenses for the purchase, construction, or replacement of the physical assets for the community. Car sharing Also known as ride sharing, car pooling or van pooling. Small groups of commuters use a common vehicle or vehicles, usually owned by members of the group, and share the benefits of lower transportation and vehicle maintenance costs. Community green An open space available for unstructured recreation where the landscaping consists of grassy areas and trees. Compact building design Communities are designed and laid out in a way that allows more open space to be preserved, and buildings are constructed in a way that uses less land and resources. For example, by encouraging buildings to expand vertically rather than horizontally, and by allowing for parking garages rather than only parking lots, communities can reduce the amount of space taken up by development and preserve more green space. Conservation easement A voluntary agreement, usually between a property owner and a land conservancy, that puts limitations on the use of the property in order to 1) retain or protect natural, scenic, or open space; 2) assure the availability of